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Contracted appraisers outline borough reevaluation process; assessor says average assessments at ~39.17% of market
Summary
Contracted appraisers and the tax assessor described plans for exterior data collection, an informal review process and public sessions; the borough’s average assessed ratio was cited as 39.17% and the last revaluation was in 1997. Officials said letters and inspector ID will be provided and evening/Saturday appointments will be offered.
Sean O'Sullivan, representing Professional Property Appraisers, and Brian Flynn, New Providence's tax assessor, gave a detailed presentation on an upcoming boroughwide property reevaluation aimed at bringing assessments to 100% of fair market value.
Sean outlined the fieldwork and outreach plan: data collectors will perform exterior measurements and photos, carry photo identification, and leave contact cards on first visits; inspectors will attempt three visits before estimating a value when access is not granted. He said the firm will publish inspector photos and names on the township website and offer evening and some Saturday appointments for residents who cannot meet during daytime hours. "We do provide everybody's picture and name on our website as well," Sean said.
Brian and Sean said the borough's current average assessment-to-market ratio is about 39.17% and that the last full revaluation was conducted in 1997; the state monitors equalization ratios and can mandate reevaluation when disparities grow. They explained informal review and appeal steps: residents will receive a notice with their old and new assessed values and an estimated tax; an informal review process follows issuance of the new assessments and a county appeal may be filed afterward (extended to May 1 in reevaluation years).
Officials addressed common questions: inspections will focus on exterior measurements, room counts and condition ratings; basements below grade are not counted as living area; commercial properties will be valued using income-based approaches. If a homeowner refuses entry, inspectors will estimate using available public information, and those cases often generate more follow-up appeals. "If we don't get into the property, we do have to estimate based off of old information," Sean said.
Councilors and audience members asked about fraud prevention and how inspectors would be noticed in neighborhoods. Sean and Brian said the borough would distribute townwide notices, publish inspector IDs online, and coordinate with the borough to provide advance neighborhood notice where feasible. Officials also said they have budgeted for the work so it will not require extraordinary borrowing by the borough.
Next steps: the firm and assessor await formal state paperwork and will schedule public information sessions and a communications campaign tied to letter mailings that will include contact information and instructions for scheduling appointments.
